Central Bedfordshire Council www.centralbedfordshire.gov.uk Site Assessment Forms Silsoe - 1 - Contents ALP063 ............................................................................................................................................ 4 ALP104 ............................................................................................................................................ 7 ALP165 .......................................................................................................................................... 14 ALP235 .......................................................................................................................................... 15 ALP462 .......................................................................................................................................... 22 NLP004 .......................................................................................................................................... 24 NLP109 .......................................................................................................................................... 25 NLP113 .......................................................................................................................................... 27 NLP185 .......................................................................................................................................... 34 NLP385 .......................................................................................................................................... 35 NLP388 .......................................................................................................................................... 44 NLP490 .......................................................................................................................................... 54 NLP491 .......................................................................................................................................... 55 2 Page Page3 Site Assessment Framework for HOUSING1 Site details Reference Number ALP063 Site Name LAND REAR OF 16-36 NEWBURY LANE SILSOE BEDFORD Site Address LAND REAR OF 16-36 NEWBURY LANE SILSOE BEDFORD Settlement Silsoe Size Submitted Developable Area: 1.0 Submitted Whole Site Area: 1.2 Measured GIS Area: Proposed Use Residential Any other information STAGE 1 : SUITABILITY AND AVAILABILITY (EXCLUSIONARY STAGE) This section will exclude any sites which do not pass the exclusionary suitability criteria and they will not be assessed further. STAGE 1A ASSESSMENT This stage of the assessment rules out sites that are too small or conflict with national policy designations. Provisional Site Capacity 1 Is the site likely to accommodate less than 10 No Number of proposed dwellings as dwellings? per proforma: Work out the number of new homes from site size using density of 30dph and exclude up to 40 % 24 depending on site size of land for infrastructure and services, take into account topography or significant areas of undevelopable land. Number of proposed dwellings as Site Size Gross to net ratio standards per CBC methodology: Up to 0.4 hectare 100% 0.4 to 2 hectares 80% 24 2 hectares or above 60% Note: for this calculation use the submitted Developable Area, or the area measured in GIS if this is smaller. Flood Risk (All sites which reach Stage 2 will be subject to the Sequential Test) 2 Is more than 50% of the site located in Flood Zone 2 No Site not within Flood Zone 2 or 3. or 3? 3 Is more than 50% of the site at risk from surface No Site not at risk from surface water water flooding? flooding. Nationally significant designations (All sites which reach Stage 2 be subject to detailed assessment) 4 Is more than 50% of the site covered by nationally No No nationally significant significant designations? These are: Sites of Special designations. Scientific Interest, National Nature Reserves, Scheduled Monuments, Registered Parks and Gardens. 5 Is more than 50% of the site located within the Area No Not in AONB. of Outstanding Natural Beauty? Does the site continue to next stage? Yes 4 1 Employment sites and Gypsy and Traveller sites will be assessed using separate bespoke site assessment criteria. Page STAGE 1B ASSESSMENT This stage of the assessment rules out sites that are not well related to existing settlements but are of an insufficient size to be self contained. It also rules out sites which would cause coalescence of existing towns or villages. For the purposes of this assessment, a self-contained site is defined as a site which will provide 1,500 homes or more2. Relationship to Settlement 6 For sites that are not of a sufficient scale to be self- G The site would make a logical contained, is the site a logical extension to the extension to Silsoe as it would settlement or are there any major physical extend the village to the north and constraints(for example A roads, rivers or railways) is located between the Settlement that separate it from the main settlement? Envelope. 7 Does the site cause coalescence between an G No coalescence. existing village or town and another existing village or town? If yes, then grade as Amber if the site would be able to provide appropriate buffers or green wedges to mitigate this, or Red if it would not be possible for appropriate buffers to be provided leaving a reasonable developable area based on the individual context of the site. Does the site continue to next stage? Yes STAGE 1C ASSESSMENT This stage of the assessment rules out sites that are not able to meet their critical infrastructure needs3. Critical Infrastructure 8 Can the site meet the critical infrastructure A Further information required. requirements that will enable delivery4? Does the site continue to next stage? Yes STAGE 1D ASSESSMENT This stage of the assessment rules out sites that are not available. A site is considered available for development where there are no legal or ownership problems and the landowner has expressed an intention to develop the site. Availability 9 What is the existing use of the site? G Mown amenity grassland and Would the existing use limit the development underutilised land. potential? 10 Is the land controlled by a developer or land owner G Application has been submitted by who has expressed an intention to develop the site? a ‘non-landowner’ but all three landowners are intent on developing the site. 11 Are there any legal or ownership problems that could G No known legal or ownership delay or prevent development? issues. If Yes, then can these be issues be realistically overcome? 12 Does the site already have planning permission for R Outline planning application for 2 The figure of 1,500 homes has been taken from the Government Publication ‘Locally-Led Garden Villages, Towns and Cities’. This defines the eligibility criteria for Garden Villages as standalone settlements of between 1,500 and 10,000 homes. ( see https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/508205/Locally- led_garden_villages__towns_and_cities.pdf ) 3 Critical infrastructure is that which has been identified as infrastructure that must happen to enable physical development. These infrastructure items are often known as ‘blockers’ or ‘showstoppers’, and are most common in relation to transport and utilities infrastructure. Failure to provide these pieces of infrastructure could result in significant delays in the delivery of development. 5 4 This is an assessment based on the information known at this stage, a full assessment of infrastructure requirements will be undertaken before any sites are allocated. Page the proposed use? If yes, then score as Red CB/15/03172/OUT – approved because it’s not eligible for allocation. 02/12/2016. Does the site continue to next stage? No 6 Page Site Assessment Framework for HOUSING5 Site details Reference Number ALP104 Site Name Land East of High Street Site Address Land East of High Street Settlement Silsoe Size Submitted Developable Area:2.5ha Submitted Whole Site Area: 2.5ha Measured GIS Area: 2.5ha Proposed Use Residential Any other See NLP113 and ALP235 information 16/04845 –applications refused STAGE 1 : SUITABILITY AND AVAILABILITY (EXCLUSIONARY STAGE) This section will exclude any sites which do not pass the exclusionary suitability criteria and they will not be assessed further. STAGE 1A ASSESSMENT This stage of the assessment rules out sites that are too small or conflict with national policy designations. Provisional Site Capacity 1 Is the site likely to accommodate less than 10 No Number of proposed dwellings as dwellings? per proforma: Work out the number of new homes from site size using density of 30dph and exclude up to 40 % 50 depending on site size of land for infrastructure and services, take into account topography or significant areas of undevelopable land. Number of proposed dwellings as Site Size Gross to net ratio standards per CBC methodology: Up to 0.4 hectare 100% 0.4 to 2 hectares 80% 45 2 hectares or above 60% Note: for this calculation use the submitted Developable Area, or the area measured in GIS if this is smaller. Flood Risk (All sites which reach Stage 2 will be subject to the Sequential Test) 2 Is more than 50% of the site located in Flood Zone 2 No Site not in Flood Zone 2 or 3. or 3? 3 Is more than 50% of the site at risk from surface No Site not at risk from surface water water flooding? flooding. Nationally significant designations (All sites which reach Stage 2 be subject to detailed assessment) 4 Is more